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apartment · 118549

The Cassandra

Project page · Freehold

Indicative value range
S$2,158,441 – S$3,537,711
Indicative mid S$3,395,034 · S$2,564 psf

Based on 96 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026Terra Hill · 233 m01-051,087 sqftS$2,428,000S$2,233 psf×1.000S$2,233 psf
Sept 2026Terra Hill · 233 m01-051,076 sqftS$2,507,000S$2,329 psf×1.000S$2,329 psf
Sept 2026Terra Hill · 233 m01-051,076 sqftS$2,495,000S$2,318 psf×1.000S$2,318 psf
Sept 2026Terra Hill · 233 m01-051,076 sqftS$2,540,000S$2,360 psf×1.000S$2,360 psf
Aug 2026Terra Hill · 233 m01-051,087 sqftS$2,790,000S$2,566 psf×1.000S$2,566 psf
Jul 2026The Verandah Residences · 977 m01-051,163 sqftS$2,088,000S$1,796 psf×1.000S$1,796 psf
Jul 2026Terra Hill · 233 m01-05969 sqftS$2,517,000S$2,598 psf×1.000S$2,598 psf
Jul 2026Terra Hill · 233 m01-051,087 sqftS$2,991,000S$2,751 psf×1.000S$2,751 psf
Jul 2026Terra Hill · 233 m01-051,076 sqftS$2,890,000S$2,685 psf×1.000S$2,685 psf
Jul 2026Terra Hill · 233 m01-051,098 sqftS$2,993,000S$2,726 psf×1.000S$2,726 psf
Jul 2026Mendon Spring · 634 m01-051,055 sqftS$1,470,000S$1,394 psf×1.000S$1,394 psf
Jun 2026Terra Hill · 233 m01-051,076 sqftS$2,820,000S$2,620 psf×1.000S$2,620 psf
Jun 2026Terra Hill · 233 m01-051,098 sqftS$2,954,000S$2,691 psf×1.000S$2,691 psf
Jun 2026Terra Hill · 233 m01-05969 sqftS$2,486,000S$2,566 psf×1.000S$2,566 psf
Jun 2026Terra Hill · 233 m01-051,098 sqftS$2,998,000S$2,731 psf×1.000S$2,731 psf
Jun 2026Terra Hill · 233 m01-051,087 sqftS$2,907,000S$2,674 psf×1.000S$2,674 psf
Jun 2026Terra Hill · 233 m01-051,335 sqftS$3,529,000S$2,644 psf×1.000S$2,644 psf
Jun 2026Terra Hill · 233 m01-051,087 sqftS$2,885,000S$2,654 psf×1.000S$2,654 psf
Jun 2026Banyan Condominium · 515 m01-051,572 sqftS$2,310,000S$1,470 psf×1.000S$1,470 psf
May 2026Terra Hill · 233 m01-051,313 sqftS$3,484,000S$2,653 psf×1.000S$2,653 psf
May 2026Terra Hill · 233 m01-051,098 sqftS$2,913,000S$2,653 psf×1.000S$2,653 psf
May 2026Terra Hill · 233 m01-051,335 sqftS$3,635,000S$2,723 psf×1.000S$2,723 psf
May 2026Terra Hill · 233 m01-051,098 sqftS$3,043,000S$2,772 psf×1.000S$2,772 psf
May 2026Terra Hill · 233 m01-051,335 sqftS$3,590,000S$2,690 psf×1.000S$2,690 psf
May 2026The Maylea · 951 m01-051,216 sqftS$2,200,000S$1,809 psf×1.000S$1,809 psf
Apr 2026Terra Hill · 233 m01-051,098 sqftS$3,005,000S$2,737 psf×1.000S$2,737 psf
Apr 2026Terra Hill · 233 m01-051,098 sqftS$3,043,000S$2,772 psf×1.000S$2,772 psf
Apr 2026Banyan Condominium · 515 m01-051,636 sqftS$2,250,000S$1,375 psf×1.000S$1,375 psf
Apr 2026The Maylea · 951 m01-051,023 sqftS$1,760,000S$1,721 psf×1.000S$1,721 psf
Apr 2026Mendon Spring · 634 m01-051,055 sqftS$1,595,000S$1,512 psf×1.000S$1,512 psf
Mar 2026Bayville Condominium · 768 m01-051,259 sqftS$1,800,000S$1,429 psf×0.988S$1,412 psf
Mar 2026Terra Hill · 233 m01-051,098 sqftS$2,925,000S$2,664 psf×0.988S$2,633 psf
Mar 2026Terra Hill · 233 m01-051,076 sqftS$3,038,000S$2,822 psf×0.988S$2,789 psf
Mar 2026Terra Hill · 233 m01-051,087 sqftS$2,949,000S$2,713 psf×0.988S$2,681 psf
Mar 2026Terra Hill · 233 m01-051,087 sqftS$3,017,000S$2,775 psf×0.988S$2,742 psf
Mar 2026Terra Hill · 233 m01-051,087 sqftS$2,873,000S$2,643 psf×0.988S$2,612 psf
Mar 2026Terra Hill · 233 m01-051,098 sqftS$2,954,000S$2,691 psf×0.988S$2,659 psf
Mar 2026Terra Hill · 233 m01-051,313 sqftS$3,628,000S$2,763 psf×0.988S$2,730 psf
Mar 2026Terra Hill · 233 m01-051,313 sqftS$3,535,000S$2,692 psf×0.988S$2,660 psf
Mar 2026Terra Hill · 233 m01-05969 sqftS$2,486,000S$2,566 psf×0.988S$2,536 psf
Feb 2026Pasir View Park · 661 m01-051,335 sqftS$2,060,000S$1,543 psf×0.988S$1,525 psf
Feb 2026Terra Hill · 233 m01-051,313 sqftS$3,533,000S$2,690 psf×0.988S$2,659 psf
Feb 2026Terra Hill · 233 m01-051,087 sqftS$2,934,000S$2,699 psf×0.988S$2,667 psf
Feb 2026Terra Hill · 233 m01-051,087 sqftS$2,967,000S$2,729 psf×0.988S$2,697 psf
Feb 2026Terra Hill · 233 m01-051,087 sqftS$2,899,000S$2,667 psf×0.988S$2,635 psf
Feb 2026The Maylea · 951 m01-051,152 sqftS$1,850,000S$1,606 psf×0.988S$1,587 psf
Jan 2026Pasir View Park · 661 m01-051,335 sqftS$2,060,000S$1,543 psf×0.988S$1,525 psf
Jan 2026The Cassandra01-051,324 sqftS$2,000,000S$1,511 psf×0.988S$1,493 psf
Jan 2026Terra Hill · 233 m01-051,098 sqftS$2,856,000S$2,601 psf×0.988S$2,571 psf
Jan 2026Terra Hill · 233 m01-051,098 sqftS$2,913,000S$2,653 psf×0.988S$2,622 psf
Jan 2026Terra Hill · 233 m01-051,098 sqftS$2,947,000S$2,684 psf×0.988S$2,653 psf
Jan 2026Terra Hill · 233 m01-051,313 sqftS$3,400,000S$2,589 psf×0.988S$2,559 psf
Jan 2026Terra Hill · 233 m01-051,313 sqftS$3,550,000S$2,703 psf×0.988S$2,671 psf
Dec 2025The Verandah Residences · 977 m01-051,001 sqftS$2,050,000S$2,048 psf×0.996S$2,040 psf
Dec 2025Terra Hill · 233 m01-051,076 sqftS$2,800,000S$2,601 psf×0.996S$2,591 psf
Nov 2025Pasir View Park · 661 m01-051,335 sqftS$2,050,000S$1,536 psf×0.996S$1,530 psf
Nov 2025Buona Lodge · 895 m01-051,668 sqftS$2,488,888S$1,492 psf×0.996S$1,486 psf
Nov 2025Terra Hill · 233 m01-05969 sqftS$2,447,000S$2,526 psf×0.996S$2,516 psf
Nov 2025Terra Hill · 233 m01-051,313 sqftS$3,500,000S$2,665 psf×0.996S$2,655 psf
Nov 2025Terra Hill · 233 m01-051,076 sqftS$2,710,000S$2,518 psf×0.996S$2,508 psf
Nov 2025The Maylea · 951 m01-05969 sqftS$1,635,000S$1,688 psf×0.996S$1,681 psf
Oct 2025Terra Hill · 233 m01-051,087 sqftS$2,903,000S$2,670 psf×0.996S$2,660 psf
Oct 2025Terra Hill · 233 m01-051,249 sqftS$3,055,000S$2,447 psf×0.996S$2,437 psf
Oct 2025Terra Hill · 233 m01-051,087 sqftS$2,940,000S$2,704 psf×0.996S$2,694 psf
Sept 2025Terra Hill · 233 m01-051,313 sqftS$3,526,000S$2,685 psf×1.003S$2,693 psf
Sept 2025Banyan Condominium · 515 m01-051,582 sqftS$2,320,000S$1,466 psf×1.003S$1,471 psf
Aug 2025The Verandah Residences · 977 m01-051,249 sqftS$2,500,000S$2,002 psf×1.003S$2,008 psf
Aug 2025The Verandah Residences · 977 m01-05990 sqftS$1,930,000S$1,949 psf×1.003S$1,955 psf
Aug 2025Terra Hill · 233 m01-051,076 sqftS$2,698,000S$2,507 psf×1.003S$2,514 psf
Aug 2025Terra Hill · 233 m01-05969 sqftS$2,361,000S$2,437 psf×1.003S$2,445 psf
Aug 2025The Maylea · 951 m01-051,658 sqftS$2,630,000S$1,587 psf×1.003S$1,592 psf
Jul 2025Terra Hill · 233 m01-051,076 sqftS$2,958,000S$2,748 psf×1.003S$2,757 psf
Jul 2025Terra Hill · 233 m01-051,087 sqftS$3,023,000S$2,781 psf×1.003S$2,789 psf
Jul 2025The Maylea · 951 m01-05969 sqftS$1,630,000S$1,683 psf×1.003S$1,688 psf
Jun 2025Terra Hill · 233 m01-051,087 sqftS$2,988,000S$2,748 psf×1.006S$2,766 psf
Jun 2025Mendon Spring · 634 m01-051,055 sqftS$1,490,000S$1,413 psf×1.006S$1,421 psf
May 2025Fragrance Court · 47 m01-051,421 sqftS$2,085,000S$1,467 psf×1.006S$1,477 psf
May 2025Terra Hill · 233 m01-051,302 sqftS$3,493,000S$2,682 psf×1.006S$2,699 psf
Apr 2025Bayville Condominium · 768 m01-051,023 sqftS$1,520,000S$1,486 psf×1.006S$1,496 psf
Apr 2025The Verandah Residences · 977 m01-051,249 sqftS$2,570,000S$2,058 psf×1.006S$2,071 psf
Apr 2025Terra Hill · 233 m01-051,098 sqftS$2,850,000S$2,596 psf×1.006S$2,612 psf
Apr 2025Treasure Place · 594 m01-051,389 sqftS$1,800,000S$1,296 psf×1.006S$1,304 psf
Mar 2025Bayville Condominium · 768 m01-051,195 sqftS$1,860,000S$1,557 psf×0.995S$1,549 psf
Mar 2025Terra Hill · 233 m01-051,313 sqftS$3,589,000S$2,733 psf×0.995S$2,720 psf
Mar 2025The Maylea · 951 m01-051,152 sqftS$1,890,000S$1,641 psf×0.995S$1,633 psf
Feb 2025Buona Lodge · 895 m01-051,636 sqftS$2,480,000S$1,516 psf×0.995S$1,508 psf
Feb 2025Terra Hill · 233 m01-051,087 sqftS$3,007,000S$2,766 psf×0.995S$2,753 psf
Feb 2025Terra Hill · 233 m01-051,335 sqftS$3,521,000S$2,638 psf×0.995S$2,625 psf
Feb 2025Terra Hill · 233 m01-051,539 sqftS$3,548,000S$2,305 psf×0.995S$2,294 psf
Feb 2025The Maylea · 951 m01-051,227 sqftS$2,000,000S$1,630 psf×0.995S$1,622 psf
Jan 2025Terra Hill · 233 m01-051,098 sqftS$2,827,000S$2,575 psf×0.995S$2,562 psf
Jan 2025Treasure Place · 594 m01-051,356 sqftS$2,088,000S$1,540 psf×0.995S$1,532 psf
Dec 2024The Verandah Residences · 977 m01-05936 sqftS$1,870,000S$1,997 psf×1.012S$2,021 psf
Dec 2024Mendon Spring · 634 m01-051,066 sqftS$1,350,000S$1,267 psf×1.012S$1,282 psf
Dec 2024Mendon Spring · 634 m01-051,055 sqftS$1,350,000S$1,280 psf×1.012S$1,295 psf
Nov 2024Mendon Spring · 634 m01-051,055 sqftS$1,350,000S$1,280 psf×1.012S$1,295 psf

How accurate is this estimate for The Cassandra?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

1.91% gross yield

S$64,800 of rent a year against the estimate above · 1.24 points below flats like it

Leases signed here within a quarter of this size run about S$5,400 a month, the middle of 8 of them.

In the rest of the central region, freehold flats yield 3.15%, from 864 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261300-1400 sqft3Non-landed PropertiesS$4,200
Q2 20261300-1400 sqft3Non-landed PropertiesS$5,300
Q1 20261400-1500 sqft3Non-landed PropertiesS$5,650
Q1 20261400-1500 sqft3Non-landed PropertiesS$5,650
Q1 20261300-1400 sqft3Non-landed PropertiesS$5,400
Q1 20261300-1400 sqft3Non-landed PropertiesS$5,400
Q1 20261300-1400 sqft3Non-landed PropertiesS$5,150
Q4 20251300-1400 sqft3Non-landed PropertiesS$5,400

median of 8 URA rental contracts at The Cassandra within a quarter of 123 sqm, since 2025Q4.

Buying or selling at S$3,395,034?

Buying: Stamp duty on S$3,395,034 · Cash and CPF needed on S$3,395,034 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,395,034.

Each opens with this figure filled in; change anything there.

Primary schools near 132 Pasir Panjang Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jan 2026
The Cassandra · 01-05 · Apartment
1,324 sqftS$2,000,000S$1,511 psf
Sept 2023
The Cassandra · 01-05 · Apartment
1,313 sqftS$1,880,000S$1,432 psf
May 2023
The Cassandra · 01-05 · Apartment
2,228 sqftS$2,670,000S$1,198 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.